Owning a rental property should be an investment.

Too often, it becomes a second job.

Finding tenants, checking references, chasing rent, arranging repairs, dealing with contractors, keeping paperwork up to date and understanding changing legislation can quickly turn what looked like a straightforward source of rental income into a constant stream of administration.

And for landlords with several properties or HMOs, those pressures multiply.

At BigRoof, we believe landlords should be able to benefit from their property investments without having to personally manage every phone call, maintenance problem and compliance requirement.

As a full-service property rentals and management company, we provide long-term letting and property management solutions for landlords ranging from owners of individual flats to experienced portfolio investors and HMO landlords. Our service can cover tenant finding, referencing, tenancy documentation, rent collection, deposit management, inspections, maintenance and ongoing management.

So, what are the biggest headaches facing landlords today, and how can professional property management help?

Headache No. 1: Finding a Good Tenant Is Harder Than Simply Finding a Tenant

A vacant property costs money.

That can make it tempting to accept the first applicant who appears ready to move in.

But filling a property quickly and finding the right long-term tenant are two very different objectives.

A poor tenant decision can create months of difficulty through:

• Late or missed rent
• Damage to the property
• Complaints from neighbours
• Poor communication
• Tenancy disputes
• Difficult possession proceedings
• Greater maintenance and administration costs

Tenant selection therefore needs to go beyond a friendly viewing and a completed application form.

How BigRoof Helps

BigRoof takes a structured approach to tenant selection.

Our landlord service includes tenant referencing, credit checks, identity checks and Right to Rent checks. We also market properties professionally to help landlords reach a wider pool of prospective tenants rather than relying on the first available applicant.

The objective is not simply:

“How quickly can we fill this property?”

It is:

“Who is the most suitable tenant for this property and this landlord?”

That difference can have a major impact on how smoothly a tenancy performs over the long term.

Headache No. 2: Landlord Legislation Keeps Changing

For many landlords, compliance has become one of the most stressful parts of property ownership.

That concern has become particularly relevant following the introduction of the Renters’ Rights Act 2025.

The legislation has fundamentally changed the private rented sector in England.

From 1 May 2026, Section 21 “no-fault” evictions were abolished and the vast majority of existing and new assured tenancies moved to an assured periodic tenancy structure. Tenants can generally end these tenancies by giving two months’ notice, while landlords wishing to regain possession must rely on an appropriate statutory possession ground.

For landlords accustomed to the previous assured shorthold tenancy system, this is a significant operational change.

And Section 21 is only part of the picture.

The reforms introduced from May 2026 also include new rules affecting rent increases, rental bidding, advance rent, discrimination and tenant requests to keep pets.

Further reforms are still coming.

The Government’s current implementation roadmap anticipates a Private Rented Sector Database from late 2026, while a Landlord Ombudsman and further housing-standard measures are being introduced in later phases. The extension of Awaab’s Law and the new Decent Homes Standard to the private rented sector remain subject to future implementation timetables.

The Landlord Headache

You are not simply managing a house or flat.

You are managing an increasingly regulated business activity.

Missing an important document, using an outdated process or failing to maintain adequate records can create problems later, particularly if a tenancy becomes disputed.

How BigRoof Helps

Our managed approach is designed to keep the practical administration of a tenancy organised.

Depending on the management service selected, BigRoof can assist with areas including:

• Tenant documentation
• Right to Rent checks
• Tenancy agreements
• Deposit collection and management
• Pre-tenancy safety checks
• Rent collection
• Property inspections
• Maintenance coordination
• End-of-tenancy checks

For landlords, the advantage is straightforward: fewer compliance-related tasks sitting on your personal to-do list.

Important: Property management support does not replace specialist legal advice where a landlord has a complex possession, dispute or regulatory issue.

Headache No. 3: “I Need My Property Back. What Do I Do Now?”

For years, Section 21 formed an important part of many landlords’ possession strategies.

That option is now gone for new notices.

Since 1 May 2026, private landlords can no longer issue a new Section 21 notice. Instead, landlords seeking possession need an applicable legal ground. Government guidance confirms that possession grounds remain available for circumstances including a landlord wishing to sell, a landlord or qualifying family member needing to move into the property, rent arrears and anti-social behaviour.

This makes accurate documentation increasingly important.

If a landlord eventually needs to demonstrate arrears, maintenance history, tenant communication or another relevant fact, poorly organised records can make an already difficult situation more complicated.

How BigRoof Helps

Professional management creates a more structured paper trail.

Rent collection records, maintenance communications, tenancy documentation and property-management records are easier to maintain when they form part of an organised management process rather than being spread across personal emails, WhatsApp messages and notebooks.

That becomes particularly valuable when something goes wrong.

Headache No. 4: The 10pm Maintenance Call

Every experienced landlord knows the situation.

A tenant reports:

“The boiler has stopped working.”

Or:

“There is water coming through the ceiling.”

Or simply:

“Something needs fixing urgently.”

The problem may take ten minutes to resolve.

Or it may consume half your day.

You have to establish what has happened, decide how urgent it is, find an available contractor, arrange access, approve costs, communicate with the tenant and then confirm the work has actually been completed.

Multiply that across several properties and property management can become extremely time-consuming.

How BigRoof Helps

BigRoof’s landlord service includes access to maintenance contractors, property inspections and ongoing property-management support, with the company’s long-term letting proposition including proactive management and maintenance assistance.

This means the landlord does not need to become the first point of contact every time something goes wrong.

For many landlords, that is one of the biggest practical benefits of fully managed property.

You still own the investment.

You simply stop being its maintenance coordinator.

Headache No. 5: Setting the Wrong Rent

Set your rent too low and you may leave thousands of pounds on the table over the life of the tenancy.

Set it unrealistically high and the property may sit empty.

A landlord therefore needs to balance:

• Current local demand
• Property condition
• Size and specification
• Furnishing level
• Competing listings
• Target tenant profile
• Length and type of letting

BigRoof’s process begins with an assessment of the property and a realistic rental valuation, followed by advice on preparing it for market and determining an appropriate marketing strategy.

This is particularly important under the current tenancy rules.

Since 1 May 2026, landlords in the affected private rented sector can generally increase rent only once a year through the prescribed process, and rental bidding above the advertised rent has also been prohibited.

That makes getting the pricing strategy right at the outset even more important.

Headache No. 6: Every Empty Week Costs Money

Void periods are one of the simplest threats to a landlord’s return.

A property does not stop costing money simply because nobody is living in it.

Mortgage payments, insurance, service charges, utilities and other costs can continue while rental income stops.

The answer, however, is not necessarily to lower the rent immediately.

Effective letting requires good presentation and strong distribution.

How BigRoof Helps

BigRoof combines rental valuation with professional property marketing, photographs, floor plans, online advertising and tenant qualification as part of its landlord services.

A good letting strategy should answer four questions:

1. What is the property realistically worth?
2. Who is the ideal tenant?
3. How should the property be presented?
4. Where should it be marketed to reach them?

The goal is to reduce unnecessary void periods without compromising tenant quality simply to achieve occupancy.

Headache No. 7: Chasing Rent Every Month

Most tenants pay on time.

But when rent does not arrive, the landlord has another job.

Was it an administrative error?

Has the tenant forgotten?

Is there a short-term financial problem?

Is an arrears pattern beginning?

The longer arrears continue without being properly managed and documented, the bigger the potential problem becomes.

How BigRoof Helps

BigRoof offers both Let & Rent Collection and Fully Managed services.

Depending on the plan chosen, this can include monthly rent collection and remittance to the landlord, removing much of the routine administration associated with monitoring monthly payments.

If something changes, it can then be identified and addressed as part of an organised management process.

Headache No. 8: Tenant Communication Never Stops

Landlords sometimes underestimate how much communication goes into a successful tenancy.

Questions arise about:

• Repairs
• Access
• Inspections
• Renewals and tenancy terms
• Rent
• Neighbours
• Deliveries
• Utilities
• Property alterations
• Pets
• Moving in
• Moving out

None of these issues is necessarily difficult by itself.

The headache is the volume.

For someone with a full-time career, business, family or several investment properties, being permanently available to manage tenancy queries can become impractical.

How BigRoof Helps

A fully managed service places a professional layer between landlord and tenant.

The tenant has a clear point of contact.

The landlord remains informed without needing to personally handle every interaction.

Good management is not about creating distance between a landlord and their property.

It is about creating a structured communication process that protects both sides.

Headache No. 9: Managing an HMO Is Another Level

HMO ownership can offer attractive rental opportunities, but it can also involve considerably more management.

Multiple occupants can mean:

• More tenancy administration
• More maintenance
• Higher turnover
• More communal-area issues
• Greater coordination
• Additional regulatory requirements
• Licensing considerations

BigRoof began more than two decades ago managing a small portfolio of HMOs and today provides services for standard residential properties, apartments, houses, HMOs, student accommodation and larger portfolios.

That background is important.

Managing an HMO is not simply managing a standard flat with additional bedrooms.

It requires an operational system capable of handling more moving parts.

Headache No. 10: “I Became a Landlord by Accident”

Not every landlord starts with an investment strategy.

You may have:

• Inherited a property
• Moved overseas
• Moved in with a partner
• Been unable or unwilling to sell
• Kept a previous home as an investment

Suddenly, you are responsible for advertising a property, assessing tenants, understanding deposits, organising safety checks, collecting rent and arranging maintenance.

That can be daunting if property is not your profession.

How BigRoof Helps

BigRoof’s service can be adapted according to how much involvement you want.

Current options range from a Let Only service through to Let & Rent Collection, Fully Managed, and management structures incorporating mid-lets.

That means an experienced portfolio landlord who needs specific assistance does not necessarily require the same service as an accidental landlord who wants somebody else to manage virtually everything.

What Does Fully Managed Property Management Actually Mean?

For many landlords, “fully managed” sounds appealing but vague.

At BigRoof, the process can cover the major stages of the landlord journey.

Before Letting

• Property assessment
• Rental valuation
• Market-readiness recommendations
• Photography and floor plans
• Advertising and marketing

Finding a Tenant

• Tenant enquiries
• Qualification
• Referencing
• Credit and identity checks
• Right to Rent checks

Moving In

• Tenancy documentation
• Deposit administration
• Relevant pre-tenancy checks
• Move-in management

During the Tenancy

• Rent collection
• Tenant communication
• Maintenance coordination
• Contractor access
• Key holding
• Regular property inspections

At the End

• End-of-tenancy checks
• Deposit management
• Preparation for the next letting where required

BigRoof lists these services across its landlord management packages, with the exact level of support dependent on the plan selected.

The result is not simply convenience.

It is continuity.

Instead of different parts of the tenancy being handled independently, there is one management process from valuation through to the end of the tenancy.

Why Professional Property Management Matters More in 2026

The landlord market has changed.

The Renters’ Rights Act 2025 means landlords in England are now operating under a materially different tenancy regime from the one that existed only a year ago.

Section 21 has gone.

Assured periodic tenancies have replaced the previous system for most private rented tenancies.

Rent rules have changed.

Further regulatory infrastructure is being introduced in later phases.

For responsible landlords, this does not mean property investment has stopped making sense.

It means professional management matters more.

The landlords best placed to navigate the new environment will be those who treat property management as a structured operation rather than a collection of tasks to deal with whenever something happens.

Let Your Property Be an Investment, Not Another Job

A landlord’s biggest expense is not always maintenance, management fees or an empty week.

Sometimes it is time.

Time spent chasing paperwork.

Time arranging contractors.

Time answering tenant queries.

Time researching legislation.

Time dealing with problems that somebody experienced in property management could have handled for you.

BigRoof was built to remove that burden.

With more than two decades of property experience and a service model covering long lets, mid-lets and end-to-end property management, we help landlords manage residential property with less day-to-day involvement.

Whether you own a single apartment, an HMO or a growing portfolio, the objective remains the same:

Reliable tenants. Strong rental performance. Proper management. Less hassle.

BigRoof. Built on experience. Backed by innovation. Powered by results.

Frequently Asked Questions

Is it worth using a property management company as a landlord?

It can be particularly valuable if you do not want to personally manage tenant enquiries, rent collection, inspections, maintenance, tenancy administration and ongoing compliance. The decision ultimately depends on how much of your own time you want to devote to managing the property.

What does a property management company do for a landlord?

Depending on the service level, property management can include marketing, tenant referencing, tenancy administration, rent collection, deposit management, maintenance coordination, inspections and end-of-tenancy management. BigRoof offers different packages depending on how much support a landlord requires.

Has Section 21 been abolished?

Yes. In England, landlords can no longer issue new Section 21 “no-fault” eviction notices following the Renters’ Rights Act changes that took effect on 1 May 2026. Landlords seeking possession must use an applicable possession ground under the current system.

Is the Renters Reform Bill now law?

The terminology has changed. The proposal progressed through Parliament and became the Renters’ Rights Act 2025, which received Royal Assent in October 2025. The first major phase came into force on 1 May 2026.

Are all long-term tenancies now periodic?

The vast majority of new and existing assured private rented tenancies moved to Assured Periodic Tenancies under the reforms introduced on 1 May 2026. There are exceptions, so landlords should check the rules applicable to their particular property and tenancy.

Can landlords still regain possession of their property?

Yes. Abolishing Section 21 did not remove landlords’ ability to regain possession. Statutory possession grounds remain available for legitimate circumstances such as selling, moving into the property, serious rent arrears or anti-social behaviour, subject to the relevant requirements being satisfied.

Does BigRoof manage HMOs?

Yes. BigRoof’s property-management offering includes HMOs alongside houses, apartments, studios, student accommodation and other residential property types. The company’s background itself began with managing HMOs more than 20 years ago.

Can BigRoof simply find a tenant without managing the property?

Yes. BigRoof currently offers a Let Only service as well as rent collection and fully managed options, allowing landlords to choose the level of support that best suits them.